August 4, 2023
City of San Mateo
330 West 20th Avenue
San Mateo, CA 94403
Attn: Laura Richstone
Associate Planner | Community Development Department
lrichstone@cityofsanmateo.org
Re: Draft Objective Design Standards
Ms Richstone,
We have reviewed the draft objective Design Standards and are disappointed by Section 3- Site Planning and Section 5 - Landscaping. On March 6, 2023, we sent the Planning Commission a letter outlining our concern that the approach to ODS in most Peninsula cities, including San Mateo, seems to be heavy on how "attractive" and "articulated" the buildings are and how much they will contribute to the Regional Housing Needs Assessment (RHNA) goals, but short on strong requirements for green open spaces. We asked that the letter be forwarded to the planning staff members working on the ODS requirements so you should have received a copy. We apologize if you did not.
We have attached a copy of our March 6, 2023 letter.
While we recognize that there are conflicting needs for open space versus space for housing, quality of life for residents, as well as the City, are critical in designing these Standards. Urban trees and greenery have been shown to be important for mental health for all ages as well as for biodiversity. Where space is tight, trees provide welcome relief and high density areas should not be shortchanged on urban canopy.
Our concerns are listed here:
Section 3 - Site Planning
- Para. 3.1.1,A,A & A,B. the minimum size of the public "plazas" in the draft are much too small. A 10'X10' space is not a plaza. We recommended in our letter that there be a minimum of 15% of the total gross development as common open space and that 50% of that be accessible to the public, and the minimum dimension of a plaza or courtyard be 30' with 50% of the area to be green landscaping. We also recommend trees in as many locations as feasible because they add so much beauty, shade, and environmental benefits to an outdoor space.
- Para. A,D. The draft states that if building is < 150', no plaza is required. If a plaza is not required, we would like to see at least a landscaped 10' deep building front setback to include greenery to soften the look of the building from the street and provide relief for the sidewalk and possibly space for public seating in a landscaped area (except in the downtown core where retail faces the sidewalk, the new facade should align with adjacent facades).
Section 5 - Landscaping, Open Space, and Exterior Lighting
- Para. 5.1.1,A,A-E. It's not clear that any mix of the three alternatives would still require 50% minimum green landscaping. For example: Alternative B, D, and E could all be met with just hardscaping. Please clarify to ensure that green space is included.
- Para. 5.1.1,C, Common Open Space. The character of the open space is not defined (except for dog runs). How much should be green? How much hardscape? Please refer to our letter, Para. 1.
- 5.2.1. Lighting in the City has become a source of increased concern as biodiversity plummets as a result of light at night. The lighting requirements are good as far as they go, but please refer to Para. 1,9) in our letter where we also include further criteria that would be helpful to include.
The details that you are putting into these Objective Design Standards are of seminal importance and will shape the City and its quality of life for many decades. We look forward to your considering our suggestions as you finalize these very important guidelines.
Respectfully yours,
Gita Dev, FAIA, Co-Chair Sustainable Land Use Committee
Sierra Club Loma Prieta Chapter
Cc: San Mateo Planning Commission
James Eggers, Chapter Director
Gladwyn d’Souza, Chapter Conservation Chair
Ken Abreu, Sustainable Land Use Committee
Attachment: Sierra Club letter on Objective Design Standards, dated March 6, 2023